Real Estate Investing in Hickman, Tennessee (38567)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38567 (Hickman, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hickman, TN (38567)?
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Market Analysis: 38567 Hickman
Investors eyeing 38567 need to respect the fundamentals at play. Home values of $317K come alongside slower price movement and elevated management overhead.
Put differently, the numbers look inviting — $317K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38567 is substantial and deserves full respect.
Statewide comparisons place 38567 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 38567 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Hickman's stable or hybrid ZIPs before stepping into 38567. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Hickman:
Market Trends
Home Value History (with trend line)
📊 How Does 38567 Compare?
| Metric | 38567 | Hickman | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $317,425 | $317,425 | N/A | $327,001 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 7.7% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38567 (Hickman, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $317,425 |
| Monthly Rent | $891 |
| Price-to-Rent | 29.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38567
Population: 1,035
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
How much is rent in Hickman, TN?
Hickman, TN rentals go for roughly $891/mo a month. That puts gross yield in solid territory relative to $317K acquisition costs.
What is the best play in Hickman, TN?
For Hickman, TN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical vacancy rate in Hickman, TN?
Occupancy in Hickman, TN runs measured with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
What is it like being a landlord in Hickman, TN?
TN law landlord-friendly for landlords, and Hickman inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is Hickman, TN for real estate investors?
Hickman, TN scores 3.0/5 for investability. Home values sit at $317K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 38567 now. You don’t know where it ranks.
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How 38567 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
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